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HomeMy WebLinkAboutPacket, DRC PLANNER 11/15/2021AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET Conference Room 616/ MS Teams Staff Review., Tuesday, December 7, 2021 A'30-10,•00 am, 1. Master Plan Modification 811-21-000299-TYP2 811-17-000047-PROJ Marcola Meadows Assessor's Map: 17-02-30-00 TL: adjusted tax lots 1801 1802 and 1803 Address: Marcola Road and 28" Street Existing Use: vacant Applicant submitted plans to modify master plan to update land use and schedule of phased improvements. Planner: Andy Limbird Meeting: Tuesday, December 7, 2021 9:30 — 10:00 virtual meeting via Microsoft Teams The Complete DRC Packet for this meeting is available online for you to review or print out from the laserfiche website: htto://www.si)ringfield-or.aov/weblink8/browse.asi)x aIIC VICINITY MAP 811-21-000299-TYP2 Master Plan Modification 17-02-30-00 TL 1801,1802 and 1803 Marcola Road and 28' /311t Street Marcola Meadows Neighborhood LLC Marcola Meadows (Professional Offices) Final Master Plan Modification Application Date: October 2021 Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Owner/Applicant: Marcola Meadows Neighborhood, LLC 27375 SW Parkway Avenue Wilsonville, OR 97070 AKS Job Number: 7736 AKI; ENGINEERING & FORESTRY 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 (503)563-6151 Table of Contents I. Executive Summary .................................................................................................................2 II. Site Description/Setting..........................................................................................................2 III. Applicable Review Criteria......................................................................................................4 FINDINGS FOR COMPLIANCE WITH CONDITIONS OF APPROVAL.................................................4 CITY OF SPRINGFIELD DEVELOPMENT CODE CHAPTER 3 LAND USE DISTRICTS ............................ Section 3.2-300 Commercial Zoning Districts 3.2-305 Establishment of Commercial Zoning Districts..................................................6 3.2-310 Schedule of Use Categories...............................................................................6 3.2-315 Base Zone Development Standards...................................................................8 CHAPTER DEVELOPMENT STANDARDS......................................................................................9 Section 4.2-100 Infrastructure Standards—Transportation................................................9 4.2-105 Public Streets.....................................................................................................9 4.2-120 Site Access and Driveways............................................................................... 11 CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS .................................... 12 Section 5.2-100 Public Hearings Process............................................................................ 12 5.2-110 Hearing Body Jurisdiction................................................................................ 12 Section 5.13-100 Master Plans........................................................................................... 12 5.13-116 Preliminary Master Plan—Application Concurrency ....................................... 12 5.13-120 Preliminary Master Plan—Submittal Requirements ........................................ 13 5.13-125 Preliminary Master Plan—Criteria................................................................... 15 5.13-135 Final Master Plan – Modifications................................................................... 21 IV. Conclusion............................................................................................................................25 Tables Table 1: Description of Surrounding Area.................................................................................................... 3 Table 2: Land Uses and Zoning Designations................................................................................................3 Table 3: Findings for Compliance with Conditions of Approval...................................................................4 Table 4: Updated Phasing Timeline Table.................................................................................................. 18 Exhibits Exhibit A: City Application Forms and Checklists Exhibit B: Preliminary Plans Exhibit C: Title Report Exhibit D: Property Ownership Information Exhibit E: Natural Resources Conservation Service (NRCS) Soil Map Exhibit F: Transportation Impact Study Memorandum Exhibit G: Preliminary Stormwater Report Exhibit H: Marcola Meadows Final Master Plan (Instrument No. 21-018704) Marcola Meadows (Professional Offices) Final Master Plan Modification Application Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Applicant/Property Owner: Marcola Meadows Neighborhood, LLC 27375 SW Parkway Avenue Wilsonville, OR 97070 Applicant's Consultant: AKS Engineering & Forestry, LLC 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 Contact: Chris Goodell, AICP, LEEDAl Email: chrisg@aks-eng.com Phone: (503)563-6151 Applicant's Transportation Lancaster Mobley Engineer: 321 SW 4`h Avenue, Suite 400 Portland, OR 97204 Contact: Todd Mobley Email: todd@lancastermobley.com Phone: (503) 248-0313 Site Location: North of Marcola Road and west of 31" Street Lane County Assessor's Map: 17023000; Adjusted Tax Lots 1801, 1802, and 1803 Site Size: ±100 acres Existing Springfield Community Commercial (CC), Medium Density Land Use Districts: Residential (MDR), and Public Land & Open Space (PLO) Existing Metro Plan Diagram Designations: Residential and Commercial AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application- City of Springfield Pagel I. Executive Summary This Master Plan Modification application submittal is necessitated by the Marcola Meadows Master Plan's approved changes in land use and phasing order. In September 2021, the Springfield City Council approved a Metro Plan Diagram Amendment from Medium Density Residential to Commercial and a Zone Map Amendment from Medium Density Residential (MDR) to Community Commercial (CC) District (Ordinance No. 6429). These land use actions resulted in a ±1.17 -acre CC District designation on Tax Lot 1802 at the most southeastern portion of Marcola Meadows. The above decisions were conditionally approved, requiring the Applicant to initiate modifications to the Master Plan for the neighborhood, thereby necessitating this Modification application. The Zone Map Amendment to the CC District is adopted by Ordinance No. 6429 and lays the framework for a commercial site, as discussed in great detail in this written document. The ultimate goal of this application is to modify the Marcola Meadows Master Plan to incorporate the new commercial phase (e.g. professional offices) to facilitate the future submittal of a site plan review application for specific design of the subject site (e.g. Tax Lot 1802). Preceding this application, several recent land -use decisions and developments have advanced the Marcola Meadows site towards the development approved in the Master Plan (Instrument No. 2021- 018704). In March 2021, an approved Property Line Adjustment (Lane County CSF No. 45334) was recorded to facilitate ownership of the subject site; this resulted in Tax Lot 1802, the subject site of the amendments discussed above. In July 2021, a 280 -lot residential subdivision was approved for Phases 3 through 5 and is intended for single-family detached homes. Phases 1A, 113, and 2A of the subdivision are completed and platted and Phase 2B is following suit. Additionally, a partition plat was approved in July 2021 and submitted in early September 2021 for final plat review. That partition will divide the multi- family, single-family, and commercial portions of the site, resulting in the final configuration approved in the Marcola Meadows Final Master Plan (Instrument No. 2021-018704 included as Exhibit H); compliance with the conditions of approval from the Master Plan is demonstrated in Table 3. Finally, this Master Plan Modification application involves Tax Lot 1802 (±1.17 acres) and the remaining unconstructed residential area of the Master Plan (Phases 3 through 5). As illustrated on the Preliminary Plans, the completed phases are shown faded back for clarity. In summary, this application involves the following modifications intended to facilitate successful development of the subject site: • Conformity with adopted changes to the underlying zoning, allowing the future submittal of a site plan review application • Updates to the phase ordering/timing o (The phase boundaries remain consistent with the approved Phasing Plan and Timeline Table recorded in Instrument No. 2021-018704) The Modified Master Plan is consistent with relevant goals and policies within the City of Springfield's Development Code (SDC) and satisfies the applicable approval criteria for Master Plan Modifications. This application includes the City application forms, written materials, and preliminary plans necessary for City staff to review and determine compliance with the applicable approval criteria. The evidence supports the City's approval of the application. D. Site Description/Setting The Marcola Meadows site includes a total area of ±100 acres and a configuration based on a recently recorded Property Line Adjustment (Lane County CSF No. 45334). Please see Property Ownership AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page Information (Exhibit C) for relevant documentation. The Preliminary Plans show the adjusted property boundaries of Tax Lots 1801, 1802, and 1803. Additionally, portions of the property have been constructed and approved for residential occupancy and the remainder exists as a grassy field. Further descriptions of surrounding properties are listed in Table 1. The site fronts on Marcola Road to the south and both 281h and 31" Street to the east. The subject site is currently designated with MDR, CC, and Public Land & Open Space (PLO) District zoning designations, as illustrated in Table 2. Table 1: Description of Surrounding Area Ara Judi Zoning Land Uses North City of Springfield Public Land &Open Space (PLO) Public/Institutional(i.e. educational facility) Medium Density Residential (MDR) Residential Multi -Family Phase Residential District Medium Density Residential Multi -Family South City of Springfield Low Density Residential LDR) Residential Commercial Retail Community Commercial (CC) Commercial Phase Commercial District East City of Springfield Light Medium Industrial LMI Industrial Commercial District Commercial Elementary School Public Land &Open no (PLO) West City of Springfield Low Density Residential (LDR Residential Community Commercial (CC) Public/Institutional (i.e. medical facilities, future church, etc. Table 2: land Uses and Zoning Designations Future Phase Existing Base Zoning District Existing Metro Plan Designation Envisioned Land Uses Existin Zonin Single -Family Phases (1-5) Residential District Medium Density Residential Single -Family Medium Density Residential (MDR) Multi -Family Phase Residential District Medium Density Residential Multi -Family Medium Density Residential (MDR) Commercial Phase Commercial District Commercial Commercial Retail Community Commercial (CC) Commercial Phase Commercial District Commercial Professional Offices Community Commercial (CC) School Phase Commercial District Commercial Elementary School Public Land &Open no (PLO) Church Phase Commercial District Commercial Church AVC Marcola Meadows Professional Offices October 2021 Mi Final Master Plan Modification Application— City of Springfield Page 111. Applicable Review Criteria FINDINGS FOR COMPLIANCE WITH CONDITIONS OF APPROVAL Table 3: Findings for Compliance with Conditions of Approval AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page Marcola Meadows Final Master Plan Modification —Conditions of Approval Instrument No. 2021-018704 (Local Case No. 811-20-000225-TVP3; Decision Issued February 17, 2021( Conditions Applirant's Response 1. The modified Final Master Plan phasing schedule shall provide for Understood. monitoring the ITS improvement thresholds associated avith number of dwelling units and/or peak vehicle trips, as applicable, for full construction of V Street through to its intersection with Marcola Road. 2. The modified Final Master Plan phasing schedule shall provide for full Understood. Please see the construction of the Pierce Ditch at the time of collector street extension phasing Plan (Exhibit B) and southward in an intersection with Marcola Road to address the Schedule within Table 4, threshold number of dwelling units and/or peak vehicle trips as below. determined by thea licant's TIS. 3. The modified Final Master Plan phasing schedule shall provide for full Understood. Please see the construction of Pierce Parkway between 31^ Street and V Street, Phasing Plan (Exhibit B) and including the crossing of the Pierce Ditch concurrently with Schedule within Table 4, construction of Phase 3. Altcmatively, hall construction of Pierce below. Parkway between 31•' Street and V Street, including the crossing of the Pierce Ditch, shall be completed prior to Phase 3 if required to address the threshold number of dwelling units and/or peak vehicle trips as determined by the Applicant's Pierce Parkway Connection Trigger Analysis Memorandum datedJanuary 26, 2021. 4. The modified Final Master Plan phasing schedule shall provide for full Understood. Please see the construction of V Street between the intersection with Marcola Road in Phasing Plan (Exhibit B) and the Pierce Ditch crossing concurrently with construction of the Church Schedule within Table 4, Phase or with construction of the School Phase, whichever comes first. below. S. The modified Final Master Plan phasing schedule and phasing Understood. Please see the boundary map shall provide for full construction ofVStreet concurrently Phasing Plan (Exhibit B) and with Phase 2C (or equivalent' if phase is renumbered) to the back of Schedule within Table 4, curb on the south side of the street or to the curb return tangencyline at below. the intersections, with the exception of the segment between 30'6 Place and 31•' Street which shall be constructed to an interim standard as depicted in the applicant's submitted conceptual design dated January 26, 2021. Final completion of the V Street segment between 30's Place and 31" Street shall occur prior to or concurrent with construction of Phase 3. 6. The modified Final Master Plan sheets PO -03 and PO -IOC shall clearly Understood. This application show a single, shared driveway access located on the boundary between does not modify the the southeastern edge of the public school site and the adjoining transportation system; neighborhood commercial site and multi -unit residential site. access remains consistent with the recorded Final Master Plan (Instrument No. 2021-018704 (Exhibit H) and Preliminary Plans (Exhibit B)). 7. The applicant's modified Master Plan phasing schedule shall provide Understood. Please see the for hall construction of the public sanitary sewer system necessary tc Phasing Plan (Exhibit B) and serve each successive development phase, regardless of the order of Schedule within Table 4, phase construction. below. AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page Maroola Meadows Final Master Plan Modification —Conditions of Approval Instrument No. 2021-018704 (Local Case No.811-20-000225-TYP3; Decision Issued February 17, 2021) Conditions Applicant's Response 8. The Final MasterPlan shall provide a representative cross-section derail Understood. Please see the of the Pierce Ditch channel for the segment between 31^ Street and V recorded Final Master Plan Street that shoves a minimum 10 -foot separation distance between (Instrument No. 2021 - adjacent residential property fines and the northern top -of -bards and 018704 (Exhibit H)). adjacent multi -unit residential and institutional property fines. The linear pathway shall be included within the 20 -foot separation area that vs parallel with the southern edge of the Pierce Ditch, as generally depicted on theapplicant's Master Plan Sheet PO -03. 9. The segments of Pierce Ditch to be improved and dedicated within Understood. Please see the Phases 3 & 4 and the Church Phase shall be shown and described in the Phasing Plan (Exhibit B) and modified phasing plan and table. Schedule within Table 4, below. 10. The segments of the Pierce Ditch shown within Phases 3 & 4 shall be Understood. There is no reviewed and approved at the time of tentative subdivision approval for further action required by the applicable residential phase. The segmeneofthe Pierce Ditch shown the Applicant at this time. within the Church Phase shall be reviewed and approved at the time of Site Plan Review. Improvements to the Pierce Ditch shall include but not be limited to removal of invasive vegetation and flow obstructions, removal of silt and debris, and replanting with suitable vegetation including trees, shrubs, and gmundcover plants. Construction of the Pierce Ditch improvements shall be done through the City's PIP 11. The Final Master Plan shall provide for installation of a water quality Understood. There is no manhole upstream of the neighborhood -scale infiltration ponds serving further action required by Phases 3, 4, and 5. The manholes must be sized per the manufacturer's the Applicant at this time. recommendations for the expected flow to be treated at that .manhole location at fall buildout and must meet the requirements for pretreatment as determined by the Washington Stare Technology/Assessment Protocol —Ecology TAPE r 12. The modified Final Master Plan phasing schedule shall provide for Understood. Please see the secondary fire apparatus access to Phases 3, 4, and 5 in accordance with Phasing Plan (Exhibit B) and the requirements of the Springfield Fire Code. Schedule within Table 4, below. 13. The Final Master Plan and modified phasing schedule shall provide for Understood. Please see the installation of fire hydrants that meet the spacing, distribution, and Phasing Plan (Exhibit B) and coverage requirements of the Springfield Fire Code. Schedule within Table 4, below. 14. The Final Master Plan shall provide for fire apparatus access to all Understood. Please see the single -unit detached lots that meets the 150 -foot distance from the recorded Final MasterPlan furthest point of the building as required by Section 503.1.1 of the (Instrument No. 2021 - Springfield Fire Code. Alternatively, the Final Master Plan shall provide 018704 (Exhibit H)). for building sprintdering for all single -unit detached lots that do not meet the 150 -foot distance fire apparatus access requirements of SFC 503.1.1. 15. The Final Master Plan shall provide for underground electrical system Understood. Please see the connection(s) between Phases IC (or renumbered equivalent) and/or recorded Final Master Plan Phase 5 and the EWER right -of --way. (Instrument No. 2021- 018704 (Exhibit H)). AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page CTFY OF SPRINGFIELD DEVELOPMENT CODE CHAPTER 3 LAND USE DISTRICTS Section 3.2-300 Commercial Zoning Districts 3.2-305 Establishment of Commercial Zoning Districts The fo0owing commercial zoning districts are established: B. Community Commercial District (CC). The CC District establishes sites to provide for a wide range ofremil sales, service and professional office use and also includes all existing strip commercial areas. Response: This application involves modifications to facilitate conformance with adopted changes to the underlying zoning designations on site. As illustrated on the Preliminary Plans, approximately ±1.14 acres of the master planned site were amended to Community Commercial (CC) District zoning through adoption of Ordinance No. 6429. As described in this written narrative, this portion of the Marcola Meadows Master Plan is planned for professional offices. Therefore, this application demonstrates compliance with the criteria of this section. 3.2-310 Schedule of Use Categories The following uses are permitted in the districts as indicated subject to the provisions, additional restrictions and exceptions specified in this Code. Uses not specifically fisted may be approved as specified in Section 5.11-100. 'T" = PERMITTED USE subject to the standards of this Code. "S"= SPECIAL DEVELOPMENT STANDARDS subject to special locational and/or siting standards as specified in Section 4.7-100. AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page Maroola Meadows Final Master Plan Modification —Conditions of Approval Instrument No. 2021-018704 (Local Case No.811-20-000226-TYP3; Decision Issued February 17, 2021) Conditions Applicant's Response 16. Prior to approval of the tentative subdivision plans for Phases 3-5, or Understood. There is no prior to approval of a site plan review for the Multi -unit Residential further action required by Phase, School Phase, or Church Phase, as applicable, the applicantsha8 the Applicant at this time. prepare and submit ren ified wedand delineation report for the subject phase. The review and approval of required wedand mitigation measures and detrnmination of wetland setbacks shall be completed through the trntative subdivision plan and/or site plan review process for each development phase. 17. The Final Master Plan diagram and phasing plan shall be revised to Understood. Please see the eliminate gaps in the alphanumeric subdivision phase sequencing in Phasing Plan (Exhibit B) and accordance with Lane County Surveyor's office requirements. Schedule within Table 4, below. 18. The applicant shall record the modified Final Master Plan document, The Final Master Plan is wised plans and phasing schedule, and conditions of approval against recorded as Instrument No. the parcels comprising the Master Plan area at Lane County Deeds & 2021-018704 (Exhibit H). Records and provide evidence thereof to the Ci 19. The modified Final Master Plan document, revised plans, phasing Understood. schedule, and conditions of approval arising from Planning Action 811- 20-000225-TYP3 shall supersede the prior Master Plan recorded a Document #2018-038501 and the modified Master Plan Phasing Schedule recorded as Document #2020-071248. CTFY OF SPRINGFIELD DEVELOPMENT CODE CHAPTER 3 LAND USE DISTRICTS Section 3.2-300 Commercial Zoning Districts 3.2-305 Establishment of Commercial Zoning Districts The fo0owing commercial zoning districts are established: B. Community Commercial District (CC). The CC District establishes sites to provide for a wide range ofremil sales, service and professional office use and also includes all existing strip commercial areas. Response: This application involves modifications to facilitate conformance with adopted changes to the underlying zoning designations on site. As illustrated on the Preliminary Plans, approximately ±1.14 acres of the master planned site were amended to Community Commercial (CC) District zoning through adoption of Ordinance No. 6429. As described in this written narrative, this portion of the Marcola Meadows Master Plan is planned for professional offices. Therefore, this application demonstrates compliance with the criteria of this section. 3.2-310 Schedule of Use Categories The following uses are permitted in the districts as indicated subject to the provisions, additional restrictions and exceptions specified in this Code. Uses not specifically fisted may be approved as specified in Section 5.11-100. 'T" = PERMITTED USE subject to the standards of this Code. "S"= SPECIAL DEVELOPMENT STANDARDS subject to special locational and/or siting standards as specified in Section 4.7-100. AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page "D" = DISCRETIONARY USE subject m review and analysis under Type DI procedure (Section 5.9-100) at the Planning Commission or Hearings Official level. SITE PLAN REVIEW SHALL BE REQUIRED, unless exempted elsewhere in this Code. Cam o ec/Uses CC Business P and Professional Offices and Personal Services Response: As noted above, business and professional offices and personal services are permitted outright in the CC District. Therefore, the planned uses align with the permitted uses listed above. AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 3.2-315 Base Zone Development Standards Response: As shown on the Preliminary Plans, the subject site is ±1.17 acres (i.e. ±50,965 square feet) in total and ±1.14 acres were designated Community Commercial District through adoption of Ordinance No. 6429. The base zone development standards listed above, including setbacks and landscaping standards, will be reviewed for compliance at future site plan review application. Approval of this application does not interfere with compliance with applicable provisions, conditions, or goals of the Final Marcola Meadows Master Plan. The subject property (Tax Lot 1802) meets the minimum area and street AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page Development Standard CC Minimum Area 6,000 square feet Minimum Street Frov e 1 50 feet All Panhandle Lots/Parcels Minimum Street 40 feet Frontage Maximum Lot/Parcel Coverage Lot/parcel coverage limited only by standards in other Sections ofthis code. Minimum Landscaping Minimum requirements defined by standards in other Sections ofthis Code. Maximum Parking, loading, and vehicular Lot/parcel coverage limited only by circulation area coverage I standards in other Sections ofthis code. Landscaped Setbacks (2)(3)(4) and 5 Front, Street Side Yard, and Through Lot Rear Yard Building Setback 10 feet Parking, driveway, and outdoor storage 5 feet setback Interior Side, Rear Yard Setbacks, when Abutting Residential or CI districts Building Setback 10 feet Parking, driveway, outdoor storage setback 5 feet Maximum Building Height 6 No maximum, except asspecified below When abutting an LDR orMDR District to Defined by theMmtimum Shade Point Height the north requirement of Seedon3.2-225A.1.b., or up to 50 feet south of a northern lot/parcel fine a plane extending south with an angle of 23 degrees and originating from the top of a 16 foot hypothetical fence located on the northern lot/parcel live. When abutting an LDR or MDR District to No greater than that permitted in the LDR or the east, wxsq or south MDR Districts for a distance of 50 feet. (1) The D:.ecm. may .naive the .equ6emem that buildable Cary lotr/pamelc have 6onmge on a pnbfic street when all of the following apply: (a) Th.Im./parcels have been approved as parr ofaDseshipn.mAre. Mon, SO. Plan, Subd:v:c:on or Partition application, and (b) Access has been guaranteed via a pdwte sneer or driveway by an irrevocable joint use/access agreement as specified in Section 4.2-120A. (2) There are no setback requirements for buildings in the Duvcumwn Exception Area. (3) Where an easement is larger than the required setback standard, no budding or above grade structure, except a fence, shall be built upon or over that .... meet. (4) When addaonal .:gho-o4esay:c.equ:.ed, wherhe.byC:re, Errg:nee.:rrg cmnda.dc, rheMmoPlan (including the TransPlan), or the Giy's Conceptual Sneer Plan, setbacks are based on future right -f - way locations. Right-of-.vey shall be dedicated prior to the issuance of any building permit har ircera.e.required parking. (5)Architectural extensions may protrude into any 5 -foot or larger setback area by not more than 2 feet. 6 luddernalequipment ma exceed these height standards. Response: As shown on the Preliminary Plans, the subject site is ±1.17 acres (i.e. ±50,965 square feet) in total and ±1.14 acres were designated Community Commercial District through adoption of Ordinance No. 6429. The base zone development standards listed above, including setbacks and landscaping standards, will be reviewed for compliance at future site plan review application. Approval of this application does not interfere with compliance with applicable provisions, conditions, or goals of the Final Marcola Meadows Master Plan. The subject property (Tax Lot 1802) meets the minimum area and street AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page frontage requirements of the CC Zoning District; therefore, the application materials demonstrate the relevant criteria above are met. CHAPTER 4 DEVELOPMENT STANDARDS Section 4.2-100 InfrastructureSmndards—Transportation 4.2-105 Pubfic Streets A. General Provisions. 1. Afl public streets and alleys must be improved as specified in this Code and must be dedicated through the approval of a subdivision plat or by acceptance ofa deed approved by the City. 2. Functional Classification ofStreets. The City's street system consists ofstreets that are classified as Major and Minor Arterial streets, Major and Minor Collector streets, Local streets and Alleys, consistent with the Springfield Transportation System Plan (Figure 2) and the Pedetally Designated Roadway Puncticrud Classificadon map, contained in the Regional Transportation Plan. Local Streets include all streets not classified as Arterial or Collector streets. 3. New connections to arterials and state highways must be consistent with any designated access management category. B. An applicant may be required to prepare a Traffic Impact Study (TIS) to identify potential traffic impacts from proposed development and needed mitigation measures. A ITS is required ifany ofthe following criteria are mer. Response: This application involves modifications to the Marcola Meadows Final Master Plan; as such, new elements that were not part of the approved Master Plan must be reviewed under the current transportation infrastructure standards. The following narrative sections demonstrate compliance with the applicable provisions. This Master Plan Modification does not include new public streets and continues to share the approved access (with both the school and commercial phases) on the north side of Marcola Road (a minor arterial roadway). As shown on the Preliminary Plans, public streets are designed to meet the provisions of the Springfield Development Code (SDC) and the Springfield Transportation System Plan (TSP). The Transportation Impact Study (TIS) Memorandum within Exhibit F demonstrates compliance with the applicable transportation standards specified in the SDC and concludes the Marcola Meadows Master Plan site will accommodate the planned capacity generated by the project. Please see the TIS for further information. The criterion above is met. C. Minimum streetrurb-to-curb widths and. minimum street right -of --way widths are s specified in Table 4.2-1, unless otherwise indicated in the Springfield Transportation System Plan, an applicable Refinement Plan, Plan District, Master Plan, Conceptual Development Plan, or the adopted bicycle and pedestrian plan; where necessary to achieve right-of-way and street alignment, or as needed to meet site-specific engineering standards, including butnot limited to requirements for multi -way boulevard and/or .modern roundabout designs. Example street layouts meeting minimum street standards are provided in Figures 4.2-B through 4.2-V for illustrative purposes only. These Figures are intended to demonstrate potential street configurations that meet the requirements. AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page D. Street NetworkSmndards--General Criteria. E. Street Network Standards—Needed Housing. The development of needed housing, as defined in ORS 197.303, must meet the following street network standards, unless the applicant elects review under the general criteria in Section 4.2-105D. Response: This application involves modifications to the Marcola Meadows Final Master Plan (related to adoption of Ordinance No. 6429) and complies with the transportation elements within the approved Master Plan (Instrument No. 2021-018704). New transportation improvements that were not part of the approved Master Plan are not involved. Therefore, the criteria above are not applicable, and the following narrative sections demonstrate compliance with the applicable provisions. 1. Collector and Arterial Streets. Subject to the standards of this Code, the location of collector and arterial streets .oust comply with the Transportation System Plan, including the Conceptual StreetMap. 2. Local Streets. The local street network must meet the following standards: 3. Cul -desacs and Dead -End Streets. New and existing dead-end streets and cul-de-sacs must meet the standards for dead-end fire apparatus access roads in the Oregon Fire Code and dte following standards: 4. Block Length and Block Perimeter. 5. Maximum StreetGrades. Street grades must not exceed 8% on major and minor arterial streets, 10% on major and .minor collector streets, and 12% on local streets. 6. Intersections of Streets and Alleys. Response: This application for Master Plan Modification does not include new transportation improvements. As shown on the Preliminary Plans (Exhibit B), the locations of streets remain unchanged from the approved Master Plan (Exhibit H) and associated transportation network. This Master Plan Modification does not include new public streets, cul-de-sacs, dead -ends, blocks, or intersections. The subject site continues to share the approved access (with both the school and other commercial phase) along the north side of Marcola Road (a minor arterial roadway). Therefore, the street network standards are not applicable to this application. F. Medians. Response: New medians are not involved in this application. The criterion is not applicable. G. Additional Right -of -Way and Street Improvements. Response: This application does not involve additional right-of-way dedication or street improvements that vary from the approved Master Plan (Exhibit H). Street improvements AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application- City of Springfield Page 10 will be completed in accordance with the Phasing Plan (Exhibit B) and described within the updated Phasing Timeline Table in Table 4, below. The criterion is not applicable. H. Where a development would result in the need to improve a railroad crossing, or an approach to a railroad crossing, the developer must bear the cost for the permitting and improvements. When other property owners are benefited, other equitable means of cost distribution may be approved by the City. Response: This application does not involve railroad crossings. The criterion is not applicable. Traffic Control Devices. AR traffic control signs, pavement marldrrgs, street name signs, and other traffic control devices must be in conformance acith the U.S. Department of Transportation's Manual of Uniform Traffic Control Devices for Streets and Highways (including Oregon supplements), the City's Engineering Design Standards and Pr cdures Manual, and the Development & Public Works Standard Construction Specifications and this Code. Response: The subject site will continue to use a joint, shared access on the north side of Marcola Road. Therefore, traffic control devices will be provided as required by the approved Master Plan (Exhibit H). 4.2-120 Site Access and Driveways A. Site Access and Driveways --General. AR developed Iota/parcels are entided to one approved driveway access provided by either direct access to a: a. Pubfic street or a0ey along the frontage ofthe property; or b. Private street that connects to the public street system. The private street shall be constructed as specified in Section 4.2- 110 (private streets shall not be permitted in Gen of pubfic streets shown on the Springfield Transportation System Plan, including the Conceptual StreetMap); or c. Pubfic street by an irrevocable joint use/access easement wing the subject property that has been approved by the City Attorney, where: i. A private driveway is required in Gen ofa panhandle driveway, as specified in Section 3.2-220B, or rr. Combined access for 2 or more lots/parcels is required to reduce the number ofdrivewayc along a street, as determined by the Director. Driveway access to designated State Highways is subject to the provisions of this Section in addition in requirements of the Oregon Department of Transportation (ODOT). Where City and COOT regulations coni icy the more restrictive regulations shall apply. As determined by the Director, cites acith abutting parking areas within the same zoning district may be required to provide driveway connections or pedestrian connections internal to the sites and joint access agreements to provide efficient connectivity and preserve public street functions and capacity. AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 11 Response: As shown on the Preliminary Plans (Exhibit B), site access to the Commercial, School, and Multi -Family Phases remains consistent with the approved Master Plan. This Master Plan Modification application does not modify the transportation system, driveway access, medians, or right-of-way improvements required by the approved Marcola Meadows Final Master Plan. Further, the site does not involve railroad crossings. CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS Section 5.2-100 Public Hearings Process 5.2-110 Hearing Body Jurisdiction A. The Planning Commission sha0 hear: 1. Type II review procedure administrative appeals within the city limits; 2. Type III reviewprocedure quasi-judicial applications within the city limits; 3. Type IV review procedure legislative applications that require a recommendation to the City Council; and 4. Appeals as may be assigned by the City Counca. B. The Hearings Official sha0 hear: 1. Type II review procedure administrative appeals within the City's urbauizable men and appeals of all expedited land division actions as defined in ORS 197.360; 2. Type III review procedure quasi-judicial applications within the CiWs urbanizable area; and 3. Appeals as may be assigned by the City Counca. C. The City Council shag hear: 1. Type III review procedure quasi-judicial appeals within the city limits; and 2. Type IV review procedure legislative applications final decisions. Response: This application involves modifications to the Marcola Meadows Final Master Plan. It is understood the application will be processed through a Type II review procedure, pursuant to SDC 5.13-135.B.1. Section 5.13-100 Master Plans 5.13-116 Preliminary Master Plan—Appficadon Concurrency A. If the applicant requires or proposes to change the Metro Plan diagram and/or text, the applicant shall apply for and obtain approval of aMetro Plan diagram and/or text amendment prior to the submitral of the Preliminary Master Plan application. The Metro Plan diagram and/or text amendment may also require amendment of an applicable refinement plan diagram or Plan District Map. B. The Preliminary Master Plan may be reviewed concurrently with other Type III applications including a Zoning Map a endmenq Discretionary Use, Major Variance, or a Willamette Greenway Permit application. AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 12 Response: This project is associated with recent Metro Plan Diagram and Zone Map Amendments approved by the City Council on September 20, 2021 and adopted as Ordinance No. 6429. As such, this application submittal complies with the above criteria. C. Subdivision and/or Site Plan applications that initiate the various phases of proposed development shall not be submitted concurrently endy with the Preliminary Master Plan. These applications shag not be submitted until Final Master Plan approval is effective, as specified in Section 5.13-133. (6238) Response: As stated above, a site plan review application cannot be reviewed concurrently with a Master Plan Modification. As such, a site plan review application will be submitted in the future, as required. The criterion is understood. 5.13-120 PrefiminaryMaster Plan —Submittal Requirements The Preliminary and Final Master Plan applications shag be prepared by a professional design team. The applicant shall select a project coordinator. All related maps, excluding vicinity and detail maps, shall be at the sane scale. A Preliminary Master Plan shall contain all of the elements necessary to demonstrate compliance with the applicable provisions of this Code and shag include, but not be limited to: Response: This Final Master Plan Modification application is subject to the provisions of Springfield Development Code (SDC) 5.13-135. This section includes a long list of general submittal requirements that may apply to a Modification of this type. In this case, most of the submittal requirements are included. However, the Master Plan Modification Submittal Requirements Checklist notes that all of the following items must be submitted. This narrative section explains the reason for omitting certain materials from the project submittal, as well as why this submittal does not constitute a new preliminary master plan. To the extent applicable, the submittal requirements are met. C. A Grading Plan which includes. existing and proposed elevations and where 2 or more feet of fill or grading is anticipated for portions of, or the entire proposed Master Plan site. On hillsides, the plan shag show pad sites and their relationship to the public right -of --way with existing contours at one -foot intervals and percent ofslope. In areas where the percentofslope is 10 percent or more,ontours may be shown at 5 -foot -intervals. D. A Stonmwater Management Plan diagram which includes the stonmwater management system for the entire proposed Master Plan site and anyimpacts on adjacent properties. The plan shall contain the following components: 1. Roofdrainage patterns and discharge locations; 2. Pervious and impervious area drainage patterns; 3. The size and location of smrmwater management systems components, including, but not limited to: drain fines, earth basins, dry wells and/or detention ponds; stormvvater quality measures; and natural drainageways to be retained and/or .modified; 4. Existing and proposed elevations, site grades and contours; and 5. A stormwater management system plan with supporting calculations and documentation as specified in Section 4.3-110 shall be submitted supporting the proposed system. The plan, calculations and documentation shall be consistent with the Engineering Design Standards and Procedures Manual. AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 13 E. A Wastewater Management Plan with maps and a narrative depicting the location and size of existing and proposed wastewater facilities with supporting calculations and documentation consistent with the Engineering Deign Smudarda and Procedures Manual. F. A U6hties Plan with maps and a narrative depicting the location and size of existing and proposed water, electrical, gas and telephone service; and the location of existing and required traffic control devices, fire hydrants, street lights, power poles, transformers, neighborhood .mailbox units and similar public facilities. G. A conceptual Landscape Plan with maps and a narrative illustrating proposed landscaping for the entire proposed Master Plan site, including, but not limited to: where existing vegetation is proposed for preservation, especially riparian and wetland areas and trees; installation of vegetative buffering; street trees; general landscaping; and a percentage range for the total amount of required open space, broken down by the type of open space, public and private, as applicable. A conceptual Landscape Plan is more appropriate at the Master Plan level. A detailed Landscape Plan will be required during the Site Plan Review application process required to implement the Final Master Plan. Response: This application does not include or require changes to the preliminary plans described above or stormwater management plan approved in the Marcola Meadows Final Master Plan (Instrument No. 2021-018704). Please see the Preliminary Plans (Exhibit B), including the Conceptual Master Plan and Preliminary Grading Plan, and the Stormwater Report (Exhibit G) for further information. Specific landscaping, utilities, wastewater facilities, etc. will be designed through the PIP process for each individual phase in accordance with the Phasing Plan (Exhibit B) and described in Table 4, below. The submittal requirements are provided, as applicable. H. An Architectural Plan with maps. I. A Parking Plan and Parking Study. Response: As described in this written narrative, efforts are underway to modify the Marcola Meadows Master Plan to provide additional commercial area. Architectural and parking design components are subject to several factors, including independent approval of site plan review applications in the future. As such, the plans described above are more appropriately included within the future site plan review submittal. However, the Conceptual Modified Master Plan (Sheet PO -03) within the Preliminary Plans (Exhibit B) shows a high-level vision of the site as a whole. Therefore, to the extent relevant, the submittal requirement has been met. N. Neighborhood Meeting Summary. The applicant shall submit a summary of issues raised at the neighborhood .meeting as specified in Section 5.13-117. Response: This application involves a Final Master Plan Modification subject to the provisions of SDC 5.13-135 and the applicant is therefore not required to conduct a neighborhood meeting. O. A copy of all proposed and any existing covenants, conditions, and restrictions that may control development, ifappl c. able. Response: The recently -approved land use amendments and updated Phasing Plan, among other modifications, necessitate this application but do not otherwise affect findings made AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 14 previously by City staff and/or existing covenants, conditions, and restrictions that may control development. Please see Table 3 for detailed findings regarding compliance with conditions of approval that relate to the Marcola Meadows Master Plan. Therefore, the materials are not applicable. P. Annexation. A general schedule of proposed annexation consistent with the phasing plan, if applicable. Response: This application involves property currently within the City of Springfield; therefore, annexation materials are not included or applicable. 5.13-125 Preliminary Master Plan —Criteria A Preliminary Master Plan shall be approved, or approved with conditions, if the Approval Authority finds that the proposal conforms with all of the applicable approval criteria. A. Plan/Zone Consistency. The existing or proposed zoning shall be consistent with the Metro Plan diagram and/or applicable text. In addition, the Preliminary Master Plan shall be in compliance with applicable City Refinement Plan, Conceptual Development Plan or Plan District standards, policies and/or diagram and maps. Response: The subject site is currently designated MDR and Commercial on the Metro Plan Diagram and designated CC, PLO, and MDR Districts on the Springfield Zoning Map. This project is associated with recent Metro Plan Diagram and Zone Map Amendments adopted as Ordinance No. 6429, necessitating this Modification application. Therefore, this application is consistent with the diagram and applicable text. The subject site is not subject to a Refinement Plan or Conceptual Development Plan. This written document demonstrates compliance with the applicable updated Plan District standards and policies. Therefore, the approval criterion is satisfied. B. Zoning District Standards. The Preliminary Master Plan shall be i compliance with applicable standards of the specific zoning district and/or overlay district. Response: The adopted changes in land use (Ordinance No. 6429) necessitate this application. The Preliminary Plans and this written narrative document demonstrate the site complies with the applicable development standards (e.g. minimum lot area, street frontage, public utilities, etc.) relevant to the recently adopted zoning district designations on site (e.g. CC). It is understood that compliance with the future underlying zoning and overlay districts standards (e.g. lot coverage, setbacks, landscaping, floor area ratios (FARs), building height, etc.) will need to be illustrated and reviewed at future site plan review. Furthermore, the site is not designated with an overlay district. Therefore, the approval criterion is satisfied. C. Transportation System Capacity. With the addition of traffic from the proposed development, there is either sufficient capacity in the City's existing transportation system to accommodate the development proposed in all future phases or there will be adequate capacity by the time each phase of development is completed. Adopted Stare and/or local mobility standards, as applicable, shall be used to determine transportation system capacity. The Preliminary Master Plan shall also comply with any conditions of approval AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 15 from aMetro Plan diagram and/or text amendment regarding transportation and all applicable transporta ion standards specified in SDC Chapter 4. Response: As illustrated on the Preliminary Plans (Exhibit B), the Marco la Meadows Final Master Plan will continue to accommodate the planned capacity generated by the project. The TIS demonstrates compliance with the applicable transportation standards specified in the SDC and concludes this Modification involves a minor addition in project traffic from the current Master Plan (Instrument No. 2021-018704). Please see the TIS (Exhibit F) for further details. Furthermore, this Modification is consistent with the conditions of approval from the Final Master Plan (see Table 3) and the recently adopted Metro Plan Diagram and Zoning Map Amendment (Ordinance No. 6429). The approval criterion is met. D. Parking. Parking areas have been designed m: Facilitate traffic safety and avoid congestion; provide bicycle and pedestrian connectivity within the property and to nearby transit stops and public areas. The Preliminary Master Plan shall also comply with all applicable vehicular and bicycle parking standards specified in SDC Chapter 4. Response: As shown on the Preliminary Plans (Exhibit B), on- and off-street parking areas within the Master Plan are designed to facilitate safe pedestrian and bicycle connectivity to and from the property. This application includes updated CC District zoning on a ±1.14 -acre portion of the site. The configuration of parking areas within the updated/adopted uses of land are subject to site plan review in the future. As such, vehicle and bicycle parking for the updated land use (i.e. professional offices) will be reviewed and approved incrementally as a detailed site plan is advanced for that portion of the site (Tax Lot 1802). Therefore, Criterion D is satisfied. E. Ingress -egress. Ingress -egress points have been designed to: facilitate traffic safety and avoid congestion; provide bicycle and pedestrian connectivity within the property and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; and minimize driveways on arterial and collector streets as specified in this Code or other applicable City and State regulations. The Preliminary Master Plan shall also comply with all applicable ingress/egress standards specified in SDC Chapter 4. Response: As shown on the Preliminary Plans, the Commercial Phases, the School Phase, and Multi- family Phase share a future access point to minimize driveways on Marcola Road (functionally classified as a minor arterial roadway), and are consistent with what is shown on the approved Final Master Plan (Exhibit H). Ingress -egress points have been designed to facilitate safe and efficient traffic, provide connectivity within and from the site, and minimize driveways. As demonstrated in the application materials, the Modifications do not include transportation improvements, comply with the applicable provisions of the SDC, and are generally consistent with the approved Master Plan. Therefore, approval Criterion E is satisfied. F. Availability of Public Utilities. Existing public utilities, including, but not limited to, vvacter, electricity, wastewater Facilities, and stormea ter management Facilities either have sufficient capacity to support the proposed development in all future phases adequately, or there will be adequate capacity available by the time each phase of development is completed. The AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application — City of Springfield Page 16 Public Works Director or appropriate utility provider shall determine capacity issues. The Preliminary Master Plan shall also comply with applicable utility standards specified in SDC Chapters 4 and 5. Response: This application facilitates a change in land use for a portion of the Master Plan (Tax Lot 1802) that may impact staff findings from the original approval. However, the other portions of the site remain consistent with the approved Master Plan (Exhibit H) and do not otherwise affect findings made previously by City staff and/or conditions of approval relevant to sanitary sewer, water, utility impacts, and/or capacity constraints for the remainder of the site. The updated Preliminary Plans (Exhibit B) demonstrate the planned modifications take into account the applicable provisions of the SDC related to utility standards. For detailed information regarding location, design, capacity, and function of public facilities, please see Exhibit B. Adequate public utilities, water, electricity, wastewater facilities, and stormwater management facilities will be provided with sufficient capacity to serve the new Commercial Phase of Marcola Meadows in accordance with the updated Phasing Plan (Exhibit B). G. Protection of Physical Features. Physical features, including, but not limited to slopes 15 percent or greater with unstable soil or geologic conditions, areas with susceptibility to flooding, significant clusters of trees and shrubs, watercourses shoves on the Water Quality Limited Watercourses (WQLW) Map and their associated riparian areas, wetlands, rock outcroppings and open spaces and areas of historic and/or archaeological significance as may be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235- 240 shall be protected as specified in this Code or in State or Federal law. The Preliminary Master Plan shall also comply with applicable physical feature protection standards specified in SDC Chapter 4. Response: This application involves various modifications to incorporate the amended zoning designation and timing of phased improvements, as shown on the Preliminary Plans in Exhibit B. The site is generally flat and currently exists as a grassy field with residential construction under way in the northern portions of the site. Finding 45 of the Master Plan states "the property is currently vacant and the only notable physical feature on the site is the existing linear drainage channel (Pierce Ditch)." This application does not involve updates to the Pierce Ditch. Improvements to the ditch are not included in either Commercial Phase, and generally involve the removal of invasive vegetation and debris, as shown on the Phasing Plan and Schedule (Exhibit B). Therefore, approval of this application will not change the status of natural features on the site, is in accordance with the finding made previously by City staff, and there are no associated conditions of approval. Criterion G is met. H. Phasing Plan. The Phasing Plan shall: demonstrate that the construction of required public fistaides shall occur in a logical sequence, either in conjunction with, or prior to each phase, or d atthere are appropriate financial guarantees as specified in Subsection 5.13-120M. to ensure the phased public facilities construction will occur. AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 17 Response: As described in this written document, this application involves modifications intended to facilitate conformance with the adopted changes to the use of land and phase order/timing approved in the Marcola Meadows Final Master Plan. The phasing plan for Marcola Meadows Final Master Plan is intended to allow for the construction of public facilities in a logical manner and appropriate market absorption into the City of Springfield. The configurations of Phases 1 through 5 are responsive to various points of infrastructure connection. Currently Phases 1A, 1B, and 2A are completed and final plats have been recorded. An application for the final Phase 2B Subdivision Plat was submitted in early September. The remaining residential phases (i.e. Phases 3 through 5), were approved to be built interchangeably. However, Lane County requires plat names to be of sequential order, meaning Phase 3 needs to be platted adjacent to Phase 2B (i.e. where Phase 5 was located previously). Due to this complex process, the timing of Phases 3 and 5 have been swapped, though the boundaries and improvements within the respective phases remain the same. The anticipated improvements and construction timelines are updated in Table 4, below, and highlighted. As such, the order of Phases 3 and 5 are no longer interchangeable, and improvements are fixed as shown. The Multi -Family, Commercial, School, and Church Phases are planned to be designed and reviewed for compliance with specific site improvements. As such, the phases in the southern portion of the site continue to be sectioned appropriately and provided with independent accesses that will be implemented as financial guarantees are finalized. The phasing plan is designed to be carried out in a manner that provides necessary public improvements for each phase as it moves forward. The phasing configuration is anticipated to be completed according to the following schedule in Table 4, Phasing Timeline Table: Table 4: Updated Phasing Timeline Table Phasing Timeline Table Phase Description/Scope of Improvement(s) Anticipated Construction Date Phase 1A Initial start of improvements on the subject site for the construction of lots Complete and platted intended for single-family detached homes (e.g. streets, underground utilities, (CSF No. 45211) franchise utilities, etc.), including: • W Street access • Required 31" Street frontage improvements adjacent to phase • Tracts A and B stormwater facilities and associated improvements • Approved under case number 811-20-000105-TVP2 • Considered complete upon bonding or construction of public improvements under a Public Improvement Project Permit Phase 18• Continued construction of lots intended for single-family Complete and platted development (CSF No. 45406) • Secondary emergency vehicle access • VStreet access • W Street improvements • Pierce Parkway improvements AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 18 Phasing Timeline Table Phase Description/Rope of Improvement(s) Anticipated Construction Date Phase 1B Fenya Street improvements Complete and platted • 28'" Place improvements (CSF No. 45406) • Tract D stormwater facility and associated improvements (e.g. maintenance/pedestrian accessway, etc.) • Tract C pedestrian connection to existing EWEB pathway • Extend public wastewater from existing trunk main in southern portion of site. • Approved under case number 811-20-000105-TVP2 • Considered complete upon bonding or construction of public improvements under a Public Improvement Project Permit Phase 2A Continued construction of lots intended for single-family Complete and platted development (CSF No. 45514) • Fenya Street improvements • Pierce Parkway improvements • Approved under case number 811-20-000105-TVP2 • Considered complete upon bonding or construction of public improvements under a Public Improvement Project Permit Phase 2B Continued construction of lots intended for single-family Complete (final plat development review was submitted in • V Street improvements September 2021) • Pierce Parkway improvements • 28" Place improvements • V Street and 31" Street intersection improvements • Approved under case number 811-20-000105-TVP2 • Considered complete upon bonding or construction of public improvements under a Public Improvement Project Permit Phase 3 Continued construction of lots intended for single-family Fall/Winter 2021 (Previously Phase development 5) 26" Loop improvements • Fenya Street improvements • Tract private driveway/street improvements • Tract K pedestrian connection to existing EWEB pathway • Considered complete upon bonding or construction of public improvements under a Public Improvement Project Permit Phase 4 Continued construction of lots intended for single-family Spring/Summer 2022 development • U Street improvements • V Street improvements • 26'" Loop improvements • Fenya Street improvements • Tract H stormwater facility and associated improvements • Tract I pedestrian connection to adjacent existing development • Improvements to Pierce Ditch adjacent to phase as required (e.g. remove invasive vegetation and debris) • Considered complete upon bonding or construction of public improvements under a Public Improvement Project Permit Phase 5 Continued construction of lots intended for single-family Spring 2023 (Previously Phase development 31 Required 31" Street frontage improvements adjacent to phase AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 19 Phasing Timeline Table Phase Description/Scope of Improvement(s) Anticipated Construction Date Phase 5 Pierce Parkway improvements Spring 2023 (Previously Phase U Street improvements 3) S Street improvements • 28'" Place improvements • Tract E stormwater facility and associated improvements • Tract F private driveway/street improvements • Tract G stormwater facility and associated improvements • Improvements to Pierce Ditch adjacent to phase as required (e.g. remove invasive vegetation and debris) • Remove existing unpermitted agricultural crossing from Pierce Ditch • Considered complete upon bonding or construction of public improvements under a Public Improvement Project Permit Multi -Family Improvements for the construction of lots intended for multl-family units (e.g. Spring 2022 Phase multi -family dwelling units, public streets, underground utilities, franchise 'Mufti -Family Phase is utilities, etc.), including: independent and may • Internal vehicular and pedestrian circulation and parking precede any phase • Pierce Parkway improvements (to 28'^ Street) • 28'" Street frontage improvements adjacent to phase • Pedestrian connection to 28'^ Place cul-de-sac (within Phase 3) • Private internal stormwater management • Tract M and Tract N open space and pedestrian path/maintenance access along Pierce Ditch • Tract 0 Stormwater facility Commercial Improvements for the construction of the lot intended for commercial use Spring 2022 Phase (e.g. commercial use facilities, underground utilities, franchise utilities, etc.), 'Commercial Phase is including: independent and may • Connection to multi -family vehicular and pedestrian circulation and precede any phase parking • Internal vehicular and pedestrian circulation and parking • Marcola Road frontage improvements adjacent to phase • Private internal stormwater management School Phase Improvements for the construction of the lot intended for Summer 2021 or later institutional/educational use (e.g. institutional/educational facilities, 'School Phase is underground utilities, franchise utilities, etc.), including: independent and may • V Street improvements adjacent to phase precede any phase • Marcola Road improvements adjacent to phase • Tract P stormwater facility • Private internal stormwater management • Tract M open space and pedestrian path/maintenance access along Pierce Ditch Church Phase Improvements for the construction of the lot intended for church use (e.g. Spring 2021 or later church facilities, underground utilities, franchise utilities, etc.), including: 'Church Phase is • Initial commercial development independent and may • Tract L open space precede any phase • V Street improvements adjacent to phase AIM Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 20 Phasing Timeline Table Phase Description/Scope of Improvement(s) Anticipated Construction Date Church Phase Marcola Road frontage improvements adjacent to phase Spring 2021 or later • Improvements to Pierce Ditch within phase as required (e.g. remove 'Church Phase is invasive vegetation and debris) independent and may precede any phase Commercial Improvements for the construction of the lot intended for commercial use Spring 2022 or later Phase (e.g. commercial use facilities, underground utilities, franchise utilities, etc.), 'Commercial Phase is (Additional phase including: independent and may in 2021, Removes Connection to commercial vehicular and pedestrian circulation and precede any phase 11.14 acres from parking the Multi -Family . Internal vehicular and pedestrian circulation and parking Phase) Marcola Road frontage improvements adjacent to phase Private internal stormwater management Therefore, this application satisfies Criterion H. I. Adjacent Use Protection The proposed Preliminary Master Plan contains design, elements including, but not limited to landscaping/screening, parking/traffic management, and .multi -modal transportation that Emit and/or mitigate identified conflicts between the site and adjacent uses. Response: The Marcola Meadows Master Plan site contains land for single-family and multi -family residences, a school, a church, and a commercial retail site. As demonstrated in this written document, the project complies with the standards of the respective underlying zones (CC) relevant to this Modification application. This application only involves modification to a ±1.14 -acre portion of the Master Plan in the southeastern -most corner of the site and therefore only involves modifications which affect use protection between the adjacent Commercial and Multi -Family Phases. A recent site plan review application for a multi -family residential project (i.e. Marcola Place Apartments) was submitted in September and includes provisions related to landscaping, screening, parking/traffic management. As illustrated on the Conceptual Modified Master Plan within the Preliminary Plans (Exhibit B), the planned landscaping and fencing will separate the multi- family residential development from the north side of the modified Commercial Phase area (Tax Lot 1802). Adjacent to the west ofthe modified Commercial Phase is the shared parking and circulation area with the existing Commercial Phase (zoned CC). As such, the north and west boundaries of the site are separated by parking area, sidewalks, and landscaping that provide required screening and segregate adjacent land uses to mitigate conflicts. Furthermore, it is understood that the Commercial Phases will require site plan review applications to ensure compliance with required standards such that landscaping and other design elements adequately facilitate protection of adjacent uses. Nonetheless, the Preliminary Plans (Exhibit B) contain elements which demonstrate these standards are met. Therefore, the modifications necessitating this application remain consistent with Criterion I. 5.13-135 Final Master Plan —Modifications AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 21 A proposed Final Master Plan modification, or a proposed modification to a Master Plan approved prior to the effective date of this regulation, shall be processed under the applicable procedures described below. B. The following modifications to the FinalMaster Plan shall be processed under Type II procedure, unless the Director determines that the proposed modification should be reviewed as a Type III procedure, based on the proposed size of the Master Plan site; and/or the availabifity/capacity of public frrifides; and/or impacts to adjacent properties including, but not limited to noise and traffic. These modifications include a request 1. By the applicant if a proposed permitted no - esidendal use, for ample, a church or a school, affects the approved FinalMaster Plan residential density; Response: This application involves modifications to the approved Master Plan to allow non- residential uses in the southern portion of the site (i.e. future professional offices). Therefore, this modification is applicable. 2. By the applicant for 10 percent or greater increases or decreases in the overall gross floor area of commercial, industrial or public buildings; the number ofdwefiing units; building height, and the location or building mass of the primary structure (as defined in this Code); Response: This application involves modifications to the approved Master Plan to facilitate an approved change in land use which will ultimately affect the overall gross floor area of buildings, the number of dwelling units permitted within, or building height/placement. Upon approval of this Master Plan Modification, the design elements above will be reviewed and approved incrementally as detailed site plans are advanced for those portions of the site. Therefore, the modification listed above is not relevant to this application. 3. By the applicant for increases or decreasesin the amount of approved or required parking by a Factor of 10 percent or greater. The applicant shall provide a new parking analysis related to the proposal; Response: This application involves modifications to the approved Master Plan to facilitate an approved change in land use which will ultimately affect the amount of approved parking. Vehicle and bicycle parking for the subject Commercial Phase will be reviewed and approved as a detailed site plan is advanced forthe site. Therefore, the modification listed above is not particularly relevant to this application. 4. By the applicant for a Zoning Map amendment or DiscretionaryUse application; Response: This land use application incorporates a recently adopted Zoning Map Amendment (Ordinance No. 6429) but does not include a Discretionary Use application. The above modification is applicable. 5. By the applicant for proposals d atvwuld increase the number of PM peak -hour vehicular trips by 10 percent or greater, except in cases where a trip cap has been imposed on development of the property. Where such a trip cap is in effect, a modification of the land use decision that imposed the trip cap shall be required. In all cases, the AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 22 applicant shall provide a Traffic Impact Analysis supporting the proposal; Response: This application does not involve a 10 percent or greater increase in the number of PM peak -hour vehicle trips. Please see the TIS (Exhibit F) which demonstrates compliance with the applicable transportation standards and concludes this Modification involves a negligible increase in project traffic from the previously approved Master Plan (Exhibit H). The above modification is not applicable. 6. By the applicant to alter the placement of interior streets by 10 percent or greater from their approved location, as long as the modification maintains the connectivity established by the approved Final Master Pan; Response: This application does not alter the placement of interior streets by 10 percent or greater from the approved locations or affect connectivity established by the approved final master plan. The above modification is not relevant. By the City or the applicant when essential public infrastructure cannot be provided; Response: This Master Plan Modification provides essential public infrastructure concurrent with the planned phasing schedule; the modification listed above is not applicable. By the applicant to modify the Master Plan phasing schedule for a specific phase of development when the proposed change affects the construction of scheduled public improvements; Response: The approved Marcola Meadows Master Plan shows Phases 3 and 5 as interchangeable in terms of scheduled construction. Lane County requires plats to be recorded in sequential order. As such, this application confirms which phase will be constructed first, as shown on the Updated Phasing Plan. Therefore, this application involves a negligible modification to the Marcola Meadows Master Plan phasing schedule. By the applicant for extension of the Final Master Plan time limit beyond the maximum approved time limit of7 years or the extension permitted in Subsection B.3., above. In no case shall the extension exceed 15 years from the date of Final Master Plan approval as specified in Subsection 5.13-133C. An extension request shall be filed in amitirw with the Director at least60 days prior to the expiration of the initial 7 year period or any subsequently approved extensions. The time fine extension will be granted provided the applicant has made reasonable progress in the implementation of the Final Master Plan and public services and facilities remain available; Response: This application involves modification to the Marcola Meadows Master Plan phasing schedule/timing (but not configuration/boundaries). Pursuant to Subsection 5.13-133C, the existing Marcola Meadows Master Plan approval included a time extension granted until July 25, 2023, at which time the Final Master Plan is set to expire. The Applicant understands the 15 -year maximum timeline extension has previously been granted and, once expired, no further amendments can be made to the approved (and expired) Master Plan. Therefore, the modification listed above is not possible or applicable. 10. By the applicant for a change to the approved Final Master Plan boundary. AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 23 Response: As shown on the Preliminary Plans (Exhibit B), the Marcola Meadows Final Master Plan Boundary remains consistent with the original boundary on the approved plans (Exhibit H). The modification listed above is not relevant. C. Proposed Final Master Plan modifications other than those described in Subsections A. and B., above, shall require the submittal ofa newPrefiminary Master Plan application. Response: This application involves modifications described in Subsection B above. Therefore, the submittal of a new Preliminary Master Plan application is not warranted. D. The following modifications to the Final Master Plan do not require subsequent land use review and are allowed upon issuance of a building permit, ifreguired: 1. Building interior improvements; 2. Exterior improvements associated with existing buildings that do not evolve a change in Boor area, subject to all applicable base zone development and design standards and relevant conditions of approval as approved in the Final Master Plan; 3. Installation of new mechanical or electrical equipment, or .modification of existing equipment, subject to all applicable base zone development and design standards and relevant condi dons of approval as approved in the Final Master Plan; and/or 4. Routine maintenance of existing buildings, facilities and landscaping. Response: This application does not include modifications listed above (which do not require subsequent land use review). The subsection is not relevant. E. A Pre -Submittal Meeting application, as specified in Section 5.1-120C., is required prior to the formal submitral of the Final Master Plan modification application. Response: A pre -submittal meeting will be scheduled upon the initial submittal. The criterion will be met. F. For all Final MasterPlan modification applications described in Subsections A and B, above, the applicant shag demonstrate compliance with the following: 1. Any applicable PreliminaryMaster Plan criteria ofapproval specified in Section 5.13-125; and 2. Any other applicable standard of this Code that may be required to justify the proposed modification. Response: This written document demonstrates compliance with the applicable portions of the SDC and specifically addresses the individual approval criteria within Section 5.13-125. The criteria are met. G. The Master Plan procedures in Appendix 3 of this Code regarding Master Plan Modifications and/or newMaswrPlans shall apply to properties within the Glenwood Riverboat Plan District, Section 3.4-200, until these regulations are updated. AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 24 Response: The subject site is not within the Glenwood Riverfront Plan District. The criterion is not applicable. IV. Conclusion The required findings have been made and this written narrative and accompanying documentation demonstrate that the application is consistent with the applicable provisions of the City of Springfield Development Code and Eugene -Springfield Metropolitan Area General Plan. The evidence in the record supports approval of the application and the City can rely upon it for its approval of the application. AVC Marcola Meadows Professional Offices October 2021 Final Master Plan Modification Application— City of Springfield Page 25 City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Final Master Plan Modification 6SPRINGFIELD SPRINGFIELD OREGON Final Master Plan Modification 10.14.13 kl 1 of 8 Pre -Submittal Final Master Plan Modification: ❑ Final Master Plan Modification Type I: ❑ Final Master Plan Modification Type II: Type II Final Master Plan Modification Type III: ❑ Required Project Information (Applicant: complete this section) Applicant Name: Marcola Meadows Nei hborhood LLC Phone: Please contact consultant Company: Marcola Meadows Neighborhood, LLC Fax: Please contact consultant Address: 27375 SW Parkway Avenue Wilsonville OR 97070 Applicant's Rep.: Consultant: Chris Goodell Phone: (503) 563-6151 Company: AKS Engineering & Forestry, LLC Fax: (503) 563-6152 Address12965 SW Herman Avenue, Suite 100, Tualatin, OR 97062 Email: chrisg@aks-eng.com Property Owner: Marcola Meadows Neighborhood, LLC Phone: N/A Company: Marcola Meadows Neighborhood, LLC Fax: N/A Address: 27375 SW Parkway Avenue Wilsonville OR 97070 ASSESSOR'S MAP NO: 17023000 1 TAX LOT NOS : Adjusted Tax Lots 1801, 1802, 180 Property Address: No situs, northwest of Marcola Road and 28th Street Size of Property: +/- 100 acres Acres ® Square Feet ❑ Approved Use of Property: Various residential and commercial uses Description of If you are filling in this form by hand, please attach your proposal description to this application. Modification: Update the land use and schedule of phased improvements. Si natures: Please sign and Drint your name and date in the aricirociriate box on the next PacLe. Required Project Information (City Intake Staff., complete this section) Associated Applications: Signs: Pre -Sub Case No.: Date: Reviewed by: Case No.: Date: Reviewed by: Application Fee: $ Technical Fee: $ 1 Postage Fee: $ TOTAL FEES: $ PROJECT NUMBER: Final Master Plan Modification 10.14.13 kl 1 of 8 yenta Ave y i3, m Olt. st ' Hayden Bridge u o` ` 9 P m.. Firth Ave i 118 i ' -sY Marcola - MarcoldRd I cr O 1' rAW N n: ` � a WSt 105A� v sl \ 108G `11 9 w " 1 \ u sl 4 ` y A� Marcola Soil Map—lane County Area, Oregon 1,5W Natural Resources Mb Soil Survey 4 /2020 3i Conservation Serves National Cooperative Soil Survey Page 2 of MAP LEGEND MAP INFORMATION Area.fureens (Ad) ® Spal Area The sal surveys that comprise your AOI were mapped at 0 Araaralnrerest(AOI) d army Spot 1:20,099. Sols Very Sony Sp&Warning: Sal Map may not be valid at this scale. 0 Sol Map Unit Polygons � VJIX S p a Enlargement of maps beyond the scale of mapping can cause ,.,. Sol Mep Unit Ones misunderstanding of the detail of mapping and accuracy of soil Other line placement. The maps do not show the small areas of Soil Map Unit Points contrasting soils that could have been shown at a more detailed Special line Features Special Point Features scale. Lg Blowout Water F.W. Streams and Canals Please rely on the bar scale on each map sheet for map ® Borrow Put measurements. Trensponation Clay Spot Rats Source of Map: Natural Resources Conservation Service 6 Closed Depression Web Soil Survisi Ny Interstate Highways Coordinate System: Web Mercator(EPSG385T) Graces Pit r,/ US Routes Maps from the Web Soil Survey are based on the Web Mercator Gravely Sp& z. Major Roads projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Landfill Loral Roads Albers equal-area conic projection, should be used if mare A Lava Flow accurate calculations of distance or area are required, Background Marsh or swamp . Aerial Photography This productfrom the USDA-NRCS certified tlaW as is gens) of the version tlate(s) listed below. version list .�. Mune or Quant' Soil Survey Area: Lane County Area,1D,Oregon ® Miscellaneous Water 2D19 Survey Area Data: Version 16, Sep 19, 2019 ® Perennial Water Soil map units are labeled (as space allows) for map scales y, Rock Outcrop 1:Wp00orlarger. Saline Spot Dates) aerial images were photogrephetl: Jun 12, 2019 ­Jun 19, 2019 Sandy So& • The orihophoto or other base map on which the sal lines were e Several Eroded Sp& compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some mina D Sinkhole shilfng of map unit boundaries may be evident. Slide or Slip Sodic Sp& 1,5W Natural Resources Mb Soil Survey 4 /2020 3i Conservation Serves National Cooperative Soil Survey Page 2 of Sal Map�ane County Area, Oregon Map Unit Legend LSUA Natural Resources Wab Sal Survey 4 12020 iMi Conservation Serme National Cooperative Scil Survey Page 3 a 3 Map Unit Synibd Map Urii Name Acres in AOI Percent of AOI 75 Malabon silly day loam 37.8 11.9% 76 Malaboni rban land complex 57.2 18.0% 100 Oxley gravelly sit loam 24.2 7.6% 101 Oxley4 rban land cernplex 0.4 0.1% 105A Pengra sit loam, i to 4 percent slopes 5.2 1.7% low Philornalh cobbly silly day, 310 12 percent slopes 1.7 0.5% 118 Salan gravelly silt loam 140.3 44.2% 119 Salan-Urban land complex 49.7 15.6% W Wales 0.9 0.3% Totals for Arm of Interest 317.6 100.0% LSUA Natural Resources Wab Sal Survey 4 12020 iMi Conservation Serme National Cooperative Scil Survey Page 3 a 3